Council Meeting/Documents/Attachment 2: Architectural Plans and Drawings for 339 Island Highway

Appendix

Attachment 2: Architectural Plans and Drawings for 339 Island Highway

June 18, 2024Pages 49–683 sections

Architectural drawings, site plans, and shadow studies for the proposed multi-family development at 339 Island Highway.

1 CALL TO ORDER- Mayor Tobias called the meeting to order at 7:22 p.m.

de Hoog & Kierulf architects238 total suites300 underground parking stalls provided146 trees to be retained

ATTACHMENT 1

May 24, 2023

Town of View Royal 45 View Royal Avenue Victoria, BC V9B 1A6

Attention: Mayor and Council

RE: 339-345 Island Highway DVP Application

Dear Mayor and Council:

Further to our pending rezoning of this site for a new multifamily housing development, we are submitting a Development Variance Permit application to specifically address the increased height. The design represented in this DVP application is unchanged from the ongoing rezoning application. The Official Community Plan gives this site a Mixed Residential designation, which supports four-storey apartment buildings. The purpose of this DVP application is to increase the permitted height from four to six storeys. This change is an increase in the RM-3 zone height maximum from 13.5m to 20.7m.

This project is an ideal location to provide the town with new, high-quality purpose-built rental housing that will allow individuals, families and seniors to move to or remain in View Royal as their needs change. All resident parking will be underground, leaving the developed site area free for pedestrian pathways and planting. With the buildings concentrated along Island Highway, the rear of the site will remain undeveloped, with most of the existing site trees retained. We believe this project will be a real benefit to the community and a positive addition to the neighbourhood. We look forward to continue working with The Town to make this new housing a reality.

Sincerely,

Rob Whetter architect AIBC LEED™ AP de Hoog & Kierulf architects

Page 49–68

ATTACHMENT 2

ZONING BYLAW SUMMARY

Architectural rendering of the proposed multi-storey residential building at 339 Island Highway

Close-up architectural rendering of building ground-level patios and landscaping

GENERAL

Attribute	Value
PROPOSED USE:	MIXED RESIDENTIAL
PROPOSED ZONE:	RM-3
SITE AREA:	132,147 sf / 130,558 sf (Pre and post road dedication)
FLOOR AREA:	208,890 sf
FAR:	1.58 / 1.60
SITE COVERAGE:	29 %
OPEN SITE SPACE:	71 %
IMPERMEABLE COVERAGE:	46 %
MAX HEIGHT:	20.4m & 20.7m / 6 Storeys

PARKING

Requirement	Value
REQUIRED:	300 stalls
PROVIDED:	300 stalls
BICYCLE STALLS:	238

SETBACKS

Setback	RM-3 ZONE	PROPOSED
FRONT YARD PRINCE ROBERT DRIVE:	7.5 m	8.1 m
FLANKING YARD ISLAND HIGHWAY:	4.0 m	8.2 m
SIDE YARD HEDDLE PARK:	4.0 m	9.1 m
REAR YARD FIRE HALL:	7.0 m	7.0 m

SUITE SUMMARY

Suite Type	Quantity	Percentage	Size Range
Studios:	05 suites	2%	450 - 575 sf
1 Beds:	120 suites	50%	600 - 710 sf
2 Beds:	108 suites	45%	845 - 905 sf
3 Beds:	05 suites	2%	1,105 sf
TOTAL:	238 SUITES

Precedents

Aerial rendering of building showing multiple roof terraces with greenery

Modern multi-storey building with grey vertical siding and wood-look accents

Stone steps and rustic landscaping in a wooded setting

Contemporary white multi-storey building with glass balcony railings

Modern building detail showing expansive windows and architectural wood slats

Street-level view of building facade with modern grey and wood-look panels

Woodchip path winding through a mature forest

Urban plaza with paved walkways and integrated wood-topped concrete benches

Aerial view of an urban park with geometric lawns and walking paths

Design Concept

Maintain OCP Mixed Residential

Comply with OCP Mixed Residential designation
Reduced density to 1.6 FSR
No longer including commercial use as it was difficult to provide parking
Implements the OCP and additional residential supports existing and planned neighbourhood commercial
Site is +/- 400 m to commercial node at Helmcken & Island Highway

OCP Land Use Designation Map for the Town of View Royal

Tree Preservation

Reduced footprint and increased depth of u/g parking - now with two full levels
Retaining more trees than previous concept: new site plan retains 146 trees (18 municipal trees, 125 onsite trees plus 3 trees with shared ownership)
3x increase in amount retained trees
Replacing 43 removed trees at 2:1 ratio: full landscape plan at DP stage

New Concept Plan - Tree Preservation showing 146 trees retained and 43 removed

Building Siting

Avoided key tree preservation areas, with more retained tree canopy to support passive cooling, shade preservation, neighbourhood character
Increased setback from Island Highway: from 6 m to 8+ m, and reduced the frontage
Increased setback from Heddle Trail: from 8 m to 8.5+ m, and reduced the frontage
Reduced building lengths fronting neighbouring properties

New Concept Plan - Building Siting showing smaller building footprints and increased setbacks

Public Benefits: livability & environment

Building to Step Code 3
Efficient and economic heating and cooling systems
Resident amenity spaces - indoor and outdoor with play structures, walking trails and gathering spaces
New buildings will help buffer neighbourhood from highway noise and will have high performance wall and window systems to reduce noise impacts for residents

Landscape plan segment for public benefits showing trails and play areas

Public Benefits: transportation

New signalized traffic light at the intersection of Island Highway and Prince Robert at no cost to View Royal
New bus stop complete with a new bus shelter
Underground parking and bicycle parking meets bylaw requirements
Shared concerns about traffic “short-cutting” through the neighbourhood with View Royal staff

Neighborhood map segment highlighting site and surrounding transportation improvements

Quality Development

Examples of other Boardwalk developments
Developer to own and operate the building, with focus on high quality finishes and efficient systems

Modern kitchen interior featuring white cabinetry and stainless steel appliances

Rooftop lounge rendering with contemporary furniture and glass railings

Modern resident lounge interior with grey sofas and a large television

Open-concept living and dining area with modern furniture and floor-to-ceiling windows

Modern kitchen interior with a large central island and dark grey cabinetry

Sophisticated lounge interior with plush armchairs and a warm color palette

Perspectives

High-angle perspective rendering of the proposed 339 Island Highway development within its existing neighbourhood context

Site Plan

Key Features:

Outdoor Amenity Space: 1,075 sf
BBQ Area: 1,130 sf
Child Play Structure: 1,810 sf
Woodland Trails
Green Space: 45,062.5 sf
Front Yard Setback (Prince Robert Drive): 7.5 m (proposed 8.1 m)
Flanking Yard Setback (Island Highway): 4.0 m (proposed 8.2 m)
Side Yard Setback (Heddle Park): 4.0 m (proposed 9.1 m)
Rear Yard Setback (Fire Hall): 7.0 m (proposed 7.0 m)

P2 Parking Plan

Underground Circulation: 13.0m main aisle
Parking Stall Detail: Standard stall width 2.9m, Small car only 2.6m

P1 Parking Plan

Bike Parking: 72 bike parking spaces in P1, 238 total proposed for the project
Mechanical & Service Areas: Includes Garbage, Mechanical Room, and Electrical Room

Ground Floor / Landscape Plan

Amenity Room: 1,730 sf
Outdoor Amenity Space: 1,075 sf
BBQ Area: 1,130 sf
Child Play Structure: 1,810 sf
Total Green Space: 45,062.5 sf

Typical Floor Plan

Top Floor Plan

Emergency Access Plan

Page 49–68

3.2.5.6. Access Route Design

A portion of a roadway or yard provided as a required access route for fire department use shall: a) have a clear width not less than 6m, unless it can be shown that lesser widths are satisfactory, b) have a centre-line radius not less than 12 m, c) have an overhead clearance not less than 5m, d) have a change of gradient not more than 1 in 12.5 over a minimum distance of 15 m, e) be designed to support the expected loads imposed by firefighting equipment and be surfaced with concrete, asphalt or other material designed to permit accessibility under all climatic conditions, f) have turnaround facilities for any dead-end portion of the access route more than 90mlong, and g) be connected with a public thoroughfare.

Site Access

Enlarged Entry Plaza: Sized for BCBC 12m CL (6m wide) fire truck turn radii
Central Turnaround Area: Provides ample width for fire truck outriggers
Paving Narrows: For "pedestrian only portions", separated by bollards

Average Grade Calculations

East Building

Grade Point	Distance	Start	End	Average	Total
A-B	40.90	19.3	19.2	19.3	787.7
B-C	17.80	19.2	21.0	20.1	357.8
C-D	5.80	21.0	21.0	21.0	121.7
D-E	2.10	21.0	21.0	21.0	44.1
E-F	7.30	21.0	20.9	21.0	153.0
F-G	0.60	20.9	20.8	20.9	12.5
G-H	9.20	20.8	21.0	20.9	192.5
H-I	4.30	21.0	21.4	21.2	91.1
I-J	1.30	21.4	21.3	21.3	27.7
J-K	23.10	21.3	23.4	22.4	516.5
K-L	2.80	23.4	23.3	23.3	65.4
L-M	10.80	23.3	27.4	25.4	273.9
M-N	22.70	27.4	25.0	26.2	595.2
N-O	34.00	25.0	21.9	23.4	796.8
O-P	0.80	21.9	21.8	21.9	17.5
P-Q	6.80	21.8	21.1	21.5	146.1
Q-R	2.00	21.1	21.1	21.1	42.2
R-S	2.80	21.1	20.8	20.9	58.6
S-T	2.80	20.8	20.8	20.8	58.3
T-A	13.90	20.8	19.3	20.1	279.0
TOTAL	423.60				9,275.1
AVERAGE GRADE					21.90

West Building

Grade Point	Distance	Start	End	Average	Total
A-B	43.10	20.79	23.5	22.1	954.2
B-C	15.10	23.49	19.9	21.7	327.6
C-D	18.60	19.90	20.4	20.1	374.3
D-E	36.50	20.35	26.0	23.2	846.6
E-F	40.90	26.04	23.1	24.6	1,004.3
F-G	2.10	23.07	22.9	23.0	48.3
G-H	5.10	22.93	22.6	22.8	116.2
H-I	5.60	22.62	23.0	22.8	127.7
I-J	3.00	23.00	23.2	23.1	69.2
J-K	4.30	23.15	23.7	23.4	100.7
K-L	0.30	23.67	23.7	23.7	7.1
L-M	13.60	23.66	25.3	24.5	333.0
M-N	1.50	25.31	25.2	25.3	37.9
N-O	3.90	25.24	25.9	25.6	99.7
O-P	2.10	25.91	25.9	25.9	54.4
P-Q	2.90	25.91	26.8	26.4	76.4
Q-R	15.50	26.80	27.0	26.9	417.3
R-S	2.90	27.04	25.7	26.4	76.5
S-T	2.10	25.71	25.7	25.7	54.0
T-U	10.70	25.74	23.8	24.8	264.9
U-V	1.30	23.77	23.8	23.8	30.9
V-W	13.00	23.76	22.6	23.2	301.3
W-X	1.50	22.60	22.6	22.6	33.9
X-Y	20.20	22.59	21.0	21.8	440.6
Y-Z	2.80	21.03	21.1	21.0	58.9
Z-A	2.80	21.05	20.8	20.9	58.6
TOTAL	542.80				12,629.1
AVERAGE GRADE					23.27